844 Main St · Wilmore, PA 15962

$169,000

None bd · 1.0 ba · 4,420 sqft · MultiFamily · 60 Days on market

Built 1920 Poor condition 0.27 ac lot ↓ 8% since listing

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Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +3.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

This fully occupied rental house has 4 units, 2 have 2 bedrooms and 2 have 1 bedroom. Each has electric heat, coin operated laundry on the second floor. The hot water is supplied and paid for by the landlord. This property is located in the Forest Hill School district. Newer roof, quiet neighborhood, the house next door could also be purchased as well , great investment opportunity!!!

Key facts

• 0.27 acre lot
• Built 1920
• Listed 60 days

What this means for you Summary

Snapshot

• This is a ?-bed/1.0-bath multifamily listed at $169k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $3k ($30k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $169k).
• Recommended offer: $164k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#1,261 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, schools D+, amenities F.
• Forest Hills SD (rural): math 40% / reading 47% proficiency, ranked #293 of 539 in PA (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 4 active listings in the ZIP; 64 units permitted in Cambria County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.0% local appreciation)).
• Cambria County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $47k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($164k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $163,930 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.67% ✓
• Cap rate: 24.22%
• Cash-on-cash: 64.02%
• DSCR: 3.85
• GRM: 3.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 68.8%
• Equity multiple: 4.83×
• Total profit: $181,145
• Equity at exit: $75,990

10-year hold

• IRR: 68.3%
• Equity multiple: 9.87×
• Total profit: $419,530
• Equity at exit: $117,109

Cash invested: $47,320 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 62 Landlord-Friendly
• State Pennsylvania: 62 Landlord-Friendly · EVEN
• County: — inherits STATE
• City: — inherits STATE

10-day notice; Philadelphia has eviction-court diversion + some protections; otherwise moderate.

Methodology + full state rankings →

ZIP-level market 15962

• Active inventory: 4
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $4,520 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$90 /mo · $1,074/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$949
• Net cashflow: $2,525

Break-even live

Break-even rent $1,324

Max offer price $169,000

Occupancy floor 39%

Sensitivity live

Price	-10% $2,620	-5% $2,572	+0% $2,525	+5% $2,477	+10% $2,429
Rent	-10% $2,168	-5% $2,346	+0% $2,525	+5% $2,703	+10% $2,882
Rate	-1.0pp $2,610	-0.5pp $2,568	base $2,525	+0.5pp $2,481	+1.0pp $2,436

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,366
▸ 2× units	1	1	$2,154
Total (4 units)			$4,520

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-01
   remarks 501-char remark
2. 2026-06-01
   price $169,000 Active 60 DOM
3. 2026-06-01
   days on market $129,000 Active 60 DOM
4. 2026-05-31
   days on market $129,000 Active 59 DOM
5. 2026-05-03
   price $129,000 389-char remark

   Show marketing remark (389 chars)

   This fully occupied rental house has 4 units, 2 have 2 bedrooms and 2 have 1 bedroom. Each has electric heat, coin operated laundry on the second floor. The hot water is supplied and paid for by the landlord. This property is located in the Forest Hill School district. Newer roof, quiet neighborhood, the house next door could also be purchased as well , great investment opportunity!!!

6. 2026-04-22
   price $135,000 389-char remark

   Show marketing remark (389 chars)

   This fully occupied rental house has 4 units, 2 have 2 bedrooms and 2 have 1 bedroom. Each has electric heat, coin operated laundry on the second floor. The hot water is supplied and paid for by the landlord. This property is located in the Forest Hill School district. Newer roof, quiet neighborhood, the house next door could also be purchased as well , great investment opportunity!!!

7. 2026-04-02
   listed $140,000 Active 389-char remark

   Show marketing remark (389 chars)

   This fully occupied rental house has 4 units, 2 have 2 bedrooms and 2 have 1 bedroom. Each has electric heat, coin operated laundry on the second floor. The hot water is supplied and paid for by the landlord. This property is located in the Forest Hill School district. Newer roof, quiet neighborhood, the house next door could also be purchased as well , great investment opportunity!!!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast PA · Partial reset (capped growth)

• Current annual tax: $1,074 · $90/mo
• Projected year-2 tax: $1,872 · $156/mo
• Expected delta: +$798/yr (+$66/mo · 74.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $54,240
• − Mortgage interest: −$9,467
• − Property taxes: −$1,074
• − Insurance: −$845
• − Repairs & maintenance: −$4,339
• − Management: −$4,339
• − Depreciation: −$4,916
• Taxable income: $29,259
• Est. tax owed @ 24.0%: −$7,022
• After-tax cash flow: $23,273/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 2 photos

Poor 20/100 Extensive rehab

This multi-family property requires extensive repairs and maintenance, including painting, siding repair, and landscaping. Significant updates are needed to increase its resale and rental value.

Repairs flagged

• Major Painting — Peeling paint on exterior
• Major Siding repair — Visible wear on siding
• Major Landscaping — Overgrown and unkempt appearance

Value-add opportunities

• Both Painting and repainting the exterior — Enhances curb appeal and rental value
• Both Landscaping and yard maintenance — Improves curb appeal and rental value
• Both Interior updates — Improves living conditions and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Painting · Peeling paint on exterior	Major	$15,000–50,000
Siding repair · Visible wear on siding	Major	$15,000–50,000
Landscaping · Overgrown and unkempt appearance	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both Painting and repainting the exterior — Enhances curb appeal and rental value ↑
• Both Landscaping and yard maintenance — Improves curb appeal and rental value ↑
• Both Interior updates — Improves living conditions and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Forest Hills SD
• NCES district ID: 4209940
• Math proficiency: 40% ▼ -8.00%
• Reading proficiency: 47% ▼ -20.00%
• Median HH income: $48,950
• Composite: 37.27/100
• National rank: #4452
• State rank: #293 of 539 in PA

Livability — Wilmore

• Score: 63/100
• State rank: #1261
• US rank: #15192

Category grades

Amenities F Commute F Cost of living A+ Crime C- Employment C Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wilmore, PA
• City population: 388
• Population (ZIP): 388

Population outlook (Cambria County) Hauer SSP2

• Today (2025): 122,754 people
• By 2030: 115,827 · -5.6%
• By 2040: 101,309 · -17.5%
• By 2050: 88,379 · -28.0%
• By 2075: 65,237 · -46.9%
• By 2100: 46,909 · -61.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 3%
• Common ancestry: Serbian 15% Romanian 8% Lithuanian 5%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Cambria

• 2024 margin: Solid R (+39.7) · D 29.8% · R 69.5%
• 2008→2024 swing: -40.4pp toward R · 2008: 0.7pp · 2024: -39.7pp
• All cycles: 2024: R+39.7 2020: R+37.3 2016: R+37.8 2012: R+17.8 2008: D+0.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.68%
• F500 in state: 34

Industry mix (Fortune 500 HQ in PA)

Industry	F500 HQs	Revenue
▸Healthcare	2	$309B
▸Insurance	2	$27B
▸Telecommunications / Media	1	$124B
▸Industrial Distribution	1	$22B
▸Financial Services	1	$20B
▸Chemicals / Materials	1	$18B

Price history

-7.9% since first listed

3 events — show timeline

• 2026-05-03 Price Changed $129,000 AHARMLS
• 2026-04-22 Price Changed $135,000 AHARMLS
• 2026-04-02 Listed $140,000 AHARMLS

Property tax history

+3.5%/yr

Latest (2026): $1,074 · +3.5% YoY. Source: county tax records.